616 E 17th St · Colorado City, TX 79512

$79,900

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 469 Days on market

Built 1950 8,276 sqft lot $79/sqft · 54% above area ↓ 11% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stop Renting and Buy instead! This 2-bedroom house features a spacious kitchen with tiled countertops, a formal dining area complete with a built-in china hutch, central heating and air conditioning, and a durable metal roof. This move-in-ready home has a lot of charm. The detached garage includes an automatic garage door opener for added convenience. The backyard is a blank canvas. It has plenty of space for both a patio and a garden. With recent updates to plumbing and a new gas line from the house to the meter just completed, you can focus on decorations!

Key facts

• Central heating
• Air conditioning
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• TILED COUNTERTOPS
• FORMAL DINING AREA
• BUILT-IN CHINA HUTCH
• CENTRAL HEATING
• AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (median comp): $51,999
• List price: $79,900
• Delta: 53.66%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.26×
• Total profit: $28,169
• Equity at exit: $42,259

10-year hold

• IRR: 20.7%
• Equity multiple: 4.39×
• Total profit: $75,863
• Equity at exit: $70,551

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79512

• Home prices YoY: 4.6%
• Active inventory: 84
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $197

Break-even live

Break-even rent $768

Max offer price $79,900

Occupancy floor 76%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-05
   statusdays on market $79,900 Pending 469 DOM
2. 2026-06-03
   days on market $79,900 Active Under Contract 468 DOM
3. 2026-06-02
   days on market $79,900 Active Under Contract 467 DOM
4. 2026-06-01
   days on market $79,900 Active Under Contract 466 DOM
5. 2026-05-31
   days on market $79,900 Active Under Contract 465 DOM
6. 2026-05-05
   historical Active Under Contract 564-char remark

   Show marketing remark (564 chars)

   Stop Renting and Buy instead! This 2-bedroom house features a spacious kitchen with tiled countertops, a formal dining area complete with a built-in china hutch, central heating and air conditioning, and a durable metal roof. This move-in-ready home has a lot of charm. The detached garage includes an automatic garage door opener for added convenience. The backyard is a blank canvas. It has plenty of space for both a patio and a garden. With recent updates to plumbing and a new gas line from the house to the meter just completed, you can focus on decorations!

7. 2026-01-06
   price $79,900 564-char remark

   Show marketing remark (564 chars)

   Stop Renting and Buy instead! This 2-bedroom house features a spacious kitchen with tiled countertops, a formal dining area complete with a built-in china hutch, central heating and air conditioning, and a durable metal roof. This move-in-ready home has a lot of charm. The detached garage includes an automatic garage door opener for added convenience. The backyard is a blank canvas. It has plenty of space for both a patio and a garden. With recent updates to plumbing and a new gas line from the house to the meter just completed, you can focus on decorations!

8. 2025-08-07
   price $85,000 564-char remark

   Show marketing remark (564 chars)

   Stop Renting and Buy instead! This 2-bedroom house features a spacious kitchen with tiled countertops, a formal dining area complete with a built-in china hutch, central heating and air conditioning, and a durable metal roof. This move-in-ready home has a lot of charm. The detached garage includes an automatic garage door opener for added convenience. The backyard is a blank canvas. It has plenty of space for both a patio and a garden. With recent updates to plumbing and a new gas line from the house to the meter just completed, you can focus on decorations!

9. 2025-02-20
   listed $89,999 Active 564-char remark

   Show marketing remark (564 chars)

   Stop Renting and Buy instead! This 2-bedroom house features a spacious kitchen with tiled countertops, a formal dining area complete with a built-in china hutch, central heating and air conditioning, and a durable metal roof. This move-in-ready home has a lot of charm. The detached garage includes an automatic garage door opener for added convenience. The backyard is a blank canvas. It has plenty of space for both a patio and a garden. With recent updates to plumbing and a new gas line from the house to the meter just completed, you can focus on decorations!

10. 2012-10-11
    soldstatus
11. 2006-04-17
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,207
• − Mortgage interest: −$4,476
• − Property taxes: −$1,853
• − Insurance: −$400
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,324
• Taxable income: $1,202
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $2,075/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-11.2% since first listed

6 events — show timeline

• 2026-05-05 Contingent — PBBOR
• 2026-01-06 Price Changed $79,900 PBBOR
• 2025-08-07 Price Changed $85,000 PBBOR
• 2025-02-20 Listed $89,999 PBBOR
• 2012-10-11 Sold (Public Records) — Public Records
• 2006-04-17 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,853 · -5.4% YoY. Source: county tax records.